I am focusing on residential properties for fix n flip and BRRR.

Tampa residential is a bit over priced.

I no longer am intitled to the return of my own real property at the end of a residential lease. 

A mixed use zone can be a good transition between residential and commercial.Impact - My wife used to live in a dorm with a high speed train going by every couple hours.

This bill that would hugely increase property taxes for STRs (after they just took a massive jump for all residential properties) just passed committee and is headed for the legislature. 

Two different supreme court cases ruled that this is an anti-trust violation and it it is illegal for architects to even discuss fee structures with each other.

Not sure about residential though.  

The City of Knoxville's Rental Rehabilitation Program provides owners of substandard residential rental property with financial and technical rehabilitation assistance.

Regarding whether or not the license is good for networking- I only find it good for networking in the commercial real estate industry, not residential.

Why can't you start with some smaller residential or small multifamily commercial properties to get your feet wet, show proof of concept and possibly try to take on larger deals.Or possibly find a local syndication group and become an employee under them learning the trade and finding a mentor in the space.